What Is a Side by Side Townhouse, and Is It Different from a Duplex?

If you’ve been browsing Melbourne property listings lately, you’ve probably come across both terms, side-by-side, townhouse and duplex, used to describe what looks like the exact same thing. Two homes, one shared wall, sitting next to each other on the same block.

So are they the same? Not exactly. The difference comes down to ownership, not appearance, and it matters more than most buyers expect.

What Is a Side by Side Townhouse?

A side by side townhouse is two dwellings built on a single block, positioned next to each other with a shared wall down the middle. Each home has its own entrance, garage, and private outdoor space. Most are two storeys, making good use of a standard suburban block without needing a huge amount of land.

In Victoria, most side-by-side townhouses are sold on a strata title. That means each dwelling has its own individual title, but there’s also an Owners Corporation (previously called body corporate) that manages any shared areas, a common driveway, path, or front garden. Under the Owners Corporations Act 2006 (Vic), this structure is a legal requirement wherever shared property exists on the plan of subdivision.

As a buyer, that means paying annual OC levies and following the rules the OC sets. For a small two-lot development, those obligations are usually straightforward but they’re worth knowing about before you sign. Consumer Affairs Victoria has a helpful checklist if you’re buying into a strata-titled property for the first time.

What About a Duplex?

A duplex is also two dwellings on one block sharing a wall which is exactly why the confusion happens.

The difference is often in the title. Many duplexes in Melbourne are sold on Torrens titles, where each side is treated as a fully independent property similar to a freestanding house. No Owners Corporation, no shared levies, and no need to coordinate with your neighbour on common property decisions. You own your half outright.

That said, some duplexes are strata titled particularly older ones so the Torrens vs strata distinction isn’t guaranteed by the word “duplex” alone. And some side by side townhouses, once subdivided, can end up on Torrens titles too.

The label on the listing doesn’t always tell you the full story. The only way to know for sure is to check the Section 32 vendor statement and ask your conveyancer directly: “Is this Torrens or strata title, and is there an Owners Corporation?”

Why the Title Type Matters

Strata title: you own your dwelling and a share of any common property. An Owners Corporation applies. Annual levies are payable. Rules govern changes to shared areas.

Torrens title: you own the lot outright. No OC, no levies, no shared decisions.

For most buyers, a strata-titled townhouse in a small two-lot development is perfectly manageable. OC fees tend to be low and governance is light. But it’s a cost you need to budget for, and the OC rules can restrict things like renovations, exterior changes, or even solar panel installation.

For developers, Torrens-titled properties tend to be easier to sell individually because buyers prefer fewer ongoing obligations. It’s one reason why title structure is something Ardmillian considers from the very start of any townhouse or dual occupancy project not just at the end.

Does Your Block Work for a Side by Side Build?

This is the question most Melbourne landowners ask before anything else and it’s worth knowing the basics before you get too deep into planning.

As a general guide, most councils want a minimum 12-15 metres of street frontage for a side by side configuration. That gives each dwelling around 6 metres of width to work with. Total block size is typically 400-500m² at minimum, though this varies by council area and residential zone.

The two zones that matter most in Melbourne are:

• General Residential Zone (GRZ): More flexibility for side by side and dual occupancy builds
• Neighbourhood Residential Zone (NRZ): More restrictive worth checking carefully before committing to a site

Planning has also become more streamlined in Victoria. Amendment VC267 (March 2025) introduced standardised design requirements across councils, while VC288 (October 2025) created a fast-track VicSmart pathway for eligible dual occupancy and two-lot subdivision projects bringing decisions down to as little as 10 business days for compliant applications.

Not sure what’s possible on your block? Ardmillian’s town planning service can assess your site before you spend money on plans. You can also take a look at projects we’ve completed across Melbourne suburbs to see what different sites can achieve.

Which One Is Right for You?

First home buyer or owner-occupier: Don’t get caught up in the label focus on the title type. Check whether there’s an Owners Corporation, what the annual levies are, and whether any special levies for upcoming works are on the horizon. A well-located side by side townhouse can be a great entry into the Melbourne market at a more affordable price point than a standalone house.

Investor: Side by side townhouses in Melbourne’s middle and inner-ring suburbs have strong rental demand. They attract a wide tenant pool of families, downsizers, professionals and carry lower maintenance than a larger house. Median weekly rents for townhouses in suburban Melbourne have been sitting around $600-$750, according to REIV market data for 2025.

Landowner looking to develop: A side by side townhouse or dual occupancy build is one of the most practical ways to maximise a standard Melbourne block. Our multi-unit development team handles the whole process design, planning, and construction.

Downsizer: Side by side townhouses consistently appeal to people stepping out of a larger home. Less garden, lower upkeep, and often in the same suburb just a more manageable property.

Before You Buy or Build Quick Checklist

• Is this Torrens title or strata title?
• Is there an Owners Corporation and what are the current annual levies?
• Have levies increased recently, or are special levies expected?
• What does the OC restrict? (renovations, exterior changes, pets)
• If building: does your block have at least 12m frontage, and what zone is it in?
• Has your builder worked in your specific council area before?

Side by side townhouse or duplex the physical result can look the same from the street. What’s different is what you own, what you pay, and how much freedom you have once you’re in.

If you’ve got a block you’re thinking of developing, or you’re trying to make sense of a listing, get in touch with the Ardmillian team for a straightforward conversation about what’s possible.